195 S Main St · East Granby, CT 06026

$199,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.69 ac lot $179/sqft · 37% below area Est $318k · 37% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.3/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow- lower price than many condo units - don't miss this amazing opportunity to own your own home at such an amazingly low price point -handy man special!! Newer furnace. Updated electrical panel. Being sold as-is. Hartford gun club within mile radius.

Key facts

• Brand new roof
• Flexible layout
• Newer septic tank

Tags

• BRAND NEW ROOF
• NEWER SEPTIC TANK
• FLEXIBLE LAYOUT
• MUDROOM
• HARDWOOD FLOORS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Private well water; Septic system; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Red exterior color
• Exterior features: Corner lot; Underground utilities; Clapboard siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat; Fuel tank located in basement; Active solar
• Interior features: Total of 6 rooms; Mud room; Full, unfinished basement; Has attic with crawl space and hatch access; One fireplace
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Granby School District (rural): math 51% / reading 64% proficiency, ranked #54 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (median comp): $317,645
• List price: $199,900
• Delta: -37.07%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,704
• Equity at exit: $29,806

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $29,758
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06026

• Home prices YoY: -18.4%
• Active inventory: 26
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $417

Break-even live

Break-even rent $1,939

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $530	-5% $474	+0% $417	+5% $360	+10% $304
Rent	-10% $222	-5% $320	+0% $417	+5% $514	+10% $612
Rate	-1.0pp $518	-0.5pp $468	base $417	+0.5pp $365	+1.0pp $312

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $199,900 Active 6 DOM
2. 2026-05-18
   status Under Contract 765-char remark
3. 2026-05-13
   listed $199,900 Active 765-char remark
4. 2014-08-29
   historical
5. 2014-06-23
   listed $119,900
6. 2010-12-20
   soldstatus $165,000
7. 2010-12-13
   soldstatus $165,000

   Show marketing remark (252 chars)

   Wow- lower price than many condo units - don't miss this amazing opportunity to own your own home at such an amazingly low price point -handy man special!! Newer furnace. Updated electrical panel. Being sold as-is. Hartford gun club within mile radius.

8. 2010-04-18
   listed $165,000

   Show marketing remark (252 chars)

   Wow- lower price than many condo units - don't miss this amazing opportunity to own your own home at such an amazingly low price point -handy man special!! Newer furnace. Updated electrical panel. Being sold as-is. Hartford gun club within mile radius.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $4,804 · $400/mo
• Projected year-2 tax: $4,804 · $400/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,604
• − Mortgage interest: −$11,198
• − Property taxes: −$4,804
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$5,815
• Taxable income: $2,051
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $4,512/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: East Granby School District
• NCES district ID: 0901170
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 64% ▼ -9.00%
• Median HH income: $78,289
• Composite: 51.66/100
• National rank: #1695
• State rank: #54 of 153 in CT

Livability — East Granby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,176

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Portuguese 3% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% French/Haitian/Cajun 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.66%
• Current HPI: 234.323
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+21.2% since first listed

10 events — show timeline

• 2026-06-06 Relisted — Smart MLS
• 2026-06-06 Listing Removed — Smart MLS
• 2026-06-06 Listing Removed — Smart MLS
• 2026-05-18 Pending — Smart MLS
• 2026-05-13 Listed $199,900 Smart MLS
• 2014-08-29 Listing Removed — Smart MLS
• 2014-06-23 Listed $119,900 Smart MLS
• 2010-12-20 Sold (Public Records) $165,000 Public Records
• 2010-12-13 Sold (MLS) $165,000 Smart MLS
• 2010-04-18 Listed $165,000 Smart MLS

Property tax history

+1.6%/yr

Latest (2025): $4,804 · +2.3% YoY. Source: county tax records.